Multi-unit housing with integral garage

ABSTRACT

A design concept has now been developed that provides for a multi-unit housing having a number of design and construction advantages. In a type 5 (IBC) structure, a multi-story building is constructed over a single foundation. The building is constructed so that pairs of residential units are positioned in a generally back-to-back configuration separated by a non-load bearing unit separation wall. This unit separation wall may be easily moved or positioned after the shell of the building has been constructed so as to customize the size of an individual unit. A central drive lane is positioned on the ground level of the building under the upper floors of the structure. The central drive lane provides access to individual private garages which open onto the central drive lane, and the garages can provide access to a ground floor vestibule. Other living areas are positioned on the floors above the ground floor. The drive lane and garage openings are concealed from by a person viewing from the exterior of the building. The unit separation wall can be placed in a plurality of positions thus allowing for the shell of the building to be built first. Then, at a later time, individual units can be sold, the unit separation wall installed, and the individual units finished. In this manner the design allows the consuming public to pick the optimum size distribution of units. Additionally the design provides for a maximum of livable square footage for a given lot size.

FIELD OF THE INVENTION

The present invention relates to multi-unit housing such as apartmentbuildings, town homes, and condominiums. More particularly the presentinvention relates to designs of multi-unit housing, and methods ofconstruction, that maximize the living space offered by the structureitself with respect to the overall square footage of the lot, and thusalso maximize profitability in a construction project. While applicableto all construction types, the present invention especially relates todesigns for type 5 structures (International Building Code) formulti-unit housing with integral garage where the design is adapted tomunicipalities having highly restrictive and rigorous zoning codes.

BACKGROUND OF THE INVENTION

A common objective in the design and construction of multi-unit housingis the goal to maximize the economic return on investment. The cost ofland is a sunk cost, and land prices in desirable urban locations haveincreased significantly in recent years. As the price for a given unitof housing, such as a townhouse, apartment, or condominium, is typicallylinked to the livable square footage of that unit, there is an inherentgoal in these projects to maximize the amount of salable, livable squarefootage in the project, as well as the overall number of units. However,other factors, such as aesthetics, garage space, zoning regulations, andconstruction codes also impact and limit the number of units and theamount of livable square footage that can be designed into a multi-unithousing project. Hence, there is an ongoing need to find designs anddesign improvements that, given all considerations, maximize the numberof units and livable square footage, still without excessivelysacrificing aesthetic values in the design.

One common type of building used in multi-unit housing is what is knownas the type 5 structure. Type 5 refers to the section in theInternational Building Code (IBC) that governs these structures. Ingeneral terms a Type 5 structure can be constructed using any materialbut wood frame construction techniques are the most common and costeffective. Type 5 structures are also desired because they can be builtover relatively simple foundations. Compared to other constructiontechnologies, the type 5 structure is relatively cost effective both interms of material and labor. Thus the type 5 structures are economicallyattractive and are the most widely used kind of structure in asignificant segment of the multi-unit housing industry. It would beparticularly desired to develop multi-unit housing designs that offerimproved square footage percentages suitable for type 5 structures.

A significant factor that is highly relevant in a multi-unitconstruction project is the zoning code for the municipality where thestructure will be located. Some zoning codes are more restrictive thanothers. It is also frequently the case that economically desirablemarkets, where a real estate development can obtain the maximum salesrevenue, have rigorous and restrictive zoning codes. In recent yearssome municipalities and governing authorities have toughened or addedmore restrictions to their zoning codes. Sometimes this is done in orderto select or prefer projects that have a high end or up-market design.The zoning regulations for the municipality of Scottsdale, Ariz. provideone relevant example of a restrictive and rigorous zoning code.

In one aspect a municipality may limit the height of a multi-unitstructure, often so as to limit density and not to obstruct mountainviews. This height limit obviously restricts the number of floors thatcan be worked into a design, and three or fewer is a typical number offloors that can be used consistent with most such height limits. Anothertypical restriction is the ratio of building square footage to overalllot size as well as the amount or ratio of open space provided in theproject. The code may set a ratio so that an overall project willmaintain a desired balance between building footprint and the open areaaround the building. Still further, exposed paved areas such asdriveways, drive lanes, and roadways may not count to that portion ofsquare footage that is considered open area. In many projects both thezoning codes and realities of the market also demand that the housingalso provide a parking area associated with the units, and exposedgarage space typically is neither open area nor living area under thegoverning codes. And yet the zoning ordinance may also specify a minimumamount of public and private parking space for a given housing density,so as not to burden neighboring public spaces with the parking andtraffic that would be associated with the multi-unit housing project.Hence there is a present and real need to develop type 5 multi-unithousing designs that maximize density and livable square footage in amanner consistent with demanding zoning codes in desirable marketlocations.

In addition to the economic objectives and regulatory hurdles that amulti-unit housing project must manage, the project must also provideattractive, good architecture. The aesthetics of the project relatesignificantly to salability and economic performance. Thus, rather thanjust build a dormitory or barracks-style housing, prior art designsnoted for high density factors, a multi-unit housing designer thatcompetes in the open market strives to achieve a result thatincorporates valued architectural features such as 4-sided architecture,hidden garage doors, porches, roof decks, and hidden drive lanes andalleys. Other valued architecture traits include private streetscapes,direct garage-to-unit access, a front door visible from the street, anda “New Urbanism” look or feel to the project. Included in goodstreetscape appearance is a minimal negative visual appearance ofdriveways, drive lanes and garages. It would be desired to provide amulti-unit housing design that readily incorporates these features.

The “cluster concept”, illustrated in FIG. 33, is one previously knownapproach that architects have taken in dealing with the limits placed onprojects by zoning codes. However, this concept is often not a desirableapproach for multi-unit housing in locations having relatively high landprices. As shown in FIG. 33, a set of spaced dwellings 11 1, such astownhomes, are grouped around a common drive area 112, and this set ofunits is thus clustered around that area. The dwellings have a garage113 attached to the unit 111. However, since the garage 113 must haveaccess to the common drive area 112, each garage opening 114 faces ontothe drive area 112; or stated in another way the garages 113 radiateoutwardly from the common drive area 112. Thus in this configuration,the garages 113 must front and open to the common drive area 112. Thisdesign provides an advantage in that it helps to minimize space thatmust be given to the common drive 112. However, the design suffers inits aesthetic value because the “streetscape” or curb view of thiscluster of dwellings 111 is dominated by garages 113. Features such asfront doors and the dwelling facade are obscured or hidden, whereas itis generally desirable that these architectural elements be emphasized.This generally hurts or decreases the value of the units 111. Hence sucha design is incompatible with higher end architecture which emphasizes astyle sometimes referred to as “New Urbanism”, a style that emphasizesattractive streetscapes with no significantly visible garage structuresor drive lanes. The New Urbanism style also is intended to reflect thestyles and aesthetic values of the traditional urban residentialneighborhoods in well-known American communities such as San Francisco,Georgetown, Lincoln Park, or Beacon Hill. Thus it would be desired todevelop a new design for multi-unit housing that overcomes theshortcomings of the previously known “cluster concept”. It would bedesired that the new design provide improved density factors while alsoavoiding the architectural negatives of the cluster concept.

Flexibility in design is also desired in multi-unit housing. Forexample, it is known to create an apartment building or condominium thathas different kinds (floor plans) and sizes of models or units. A largerunit, a unit having relatively more square footage, will typically rentor sell for more than a smaller unit. However, the number of customersfor such units is limited, and thus a designer knows to create a varietyof unit sizes. Heretofore the chief difficulty has been that thedesigner or developer had to select the ratio of various units byprojecting what the market would prefer once the units are on sale. Itwould be desired instead to create a project where the market itselfselects the correct distribution of unit sizes, such that the builderhas the flexibility to then construct these units while keeping with apreviously established building shell/footprint in order to conform tothe approved site plan. In addition such flexibility would also bedesired to help the builder maximize economic performance while stillfollowing a previously estimated construction schedule and loan drawschedule.

Hence there has been identified a need to provide improved designs formulti-unit housing. It would be desired to provide a multi-unit housingthat maximizes the density of the number of units and livable squarefootage for a given area of land. It would be desired to achieve thisincreased density for type 5 structures under the governance ofrestrictive modern zoning and building codes. It would also be desiredthat a new multi-unit housing design provide for the advantage ofmaximum square footage without sacrificing important architecturalvalues. It would further be desired to provide a design for multi-unithousing that maximizes flexibility with respect to the selection andconstruction of multiple unit types and sizes. The present inventionaddresses one or more of these needs.

SUMMARY OF THE INVENTION

A design concept has now been developed that provides for a multi-unithousing having a number of design advantages. In a type 5 structure, amulti-story building is constructed over a single foundation. Thebuilding is constructed so that multiple residential units arepositioned back to back. A garage (or series of garages) is positionedon the ground level of the building. A single driveway lane providesaccess to the garage, and the garage itself is concealed from exteriorview, except for at least a single drive lane or garage entrance. Thegarage entrance is typically not aligned with the building front,although it could be. In the first instance the design provides for amaximum of livable square footage for a given lot size.

In another aspect of the present invention, still by way of exampleonly, there is provided a multi-unit, multi-floor housing structurebuilt according to type 5 (IBC), wherein the housing structure is builtunder a zoning code setting minimum open air requirements and maximumheight requirements, and wherein the structure has two fronts and twosides. The structure includes a ground floor having a central drive laneand private garage spaces positioned with garage doors opening on eitherside of the central drive lane; an exterior wall substantiallysurrounding the ground floor so as to restrict the view of the drivelane and garage doors from the exterior of the structure; a sideentrance to the central drive lane; a plurality of living unitspositioned in the floors above the ground floor, each unit associatedwith an individual private garage; a vestibule area positioned on theground floor, connected to the private garage space and providing accessto the floor of the unit above the garage space; and wherein a first setof units are configured so as to have a front facing wall aligned alonga first side of the structure, and wherein a second set of units areconfigured so as to have a front facing wall aligned along a second sideof the structure, such that the first set of units are positioned in apaired back-to-back configuration with respect to the second set ofunits with a unit separation wall dividing each of the pairedback-to-back units. The structure may also include a ground floor entrydoor for each unit wherein the entry door opens to the vestibule room.There may be a roof top deck connected to each unit. There may be abalcony connected to each unit on the second floor or the third floor.The multi-unit, multi-floor housing structure may further include a gatepositioned on the ground floor so as to cover the central drive laneentrance. The unit separation wall dividing each unit in a pairedback-to-back arrangement is a non-load bearing wall. Each individualunit is surrounded by three load bearing walls and one unit separationwall.

In still a further aspect of the present invention, and still by way ofexample only, there is provided a three story multi-unit type 5 (IBC)building that includes a building shell having four external loadbearing walls; a plurality of units positioned within the buildingshell, wherein at least some of the plurality of units are positioned ina paired back-to-back configuration, such that two individual units inthe paired back-to-back configuration are divided by a non-load bearingunit separation wall, and wherein at least some of the plurality ofunits are positioned in a side-by-side adjacent configuration such thatunits in the side-by-side adjacent configuration are divided by a loadbearing side demising wall; a central drive lane positioned on theground floor below the second floor of the building; a plurality ofprivate garage spaces having garage door openings wherein each privategarage space is positioned on either side of the central drive lane suchthat its garage door opens onto the drive lane, and wherein each privategarage space is associated with an individual unit; a vestibuleassociated with each individual unit, the vestibule connected to eachprivate garage space, and each vestibule connected to the second floorof its associated unit; a first floor front door associated with eachunit providing access between the building exterior and the vestibule;and wherein the building structure conceals the ground floor garage fromview from the exterior of the building structure. The building may havetwo individual units configured in the back-to-back arrangement. Thebuilding may have three individual units wherein two of the three unitsare configured in the paired back-to-back arrangement, and wherein thethird unit is configured in a side-by-side adjacent relationship withthe two back-to-back units such that a side demising load bearing wallis positioned between the third unit and the two back-to-back units. Thebuilding may have four individual units wherein the first and second ofthe four units are configured in a paired back-to-back configuration,and the third and fourth of the four units are also configured in apaired back-to-back configuration, and wherein the first and secondunits are positioned in a side-by-side adjacent relationship within thebuilding with respect to the third and fourth units, and wherein anon-load bearing unit separation wall divides the first and second unitsand a non-load bearing unit separation wall divides the third and fourthunits, and wherein a side demising wall that is load bearing divides thefirst and second units from the third and fourth units. The building mayhave six individual units configured such that the first and second ofthe four units are configured in a paired back-to-back configuration,the third and fourth of the four units are configured in a pairedback-to-back configuration, and the fifth and sixth of the four unitsare configured in a paired back-to-back configuration, wherein the firstand second units are positioned in a side-by-side adjacent relationshipwithin the building with respect to the third and fourth units, and thethird and fourth units are positioned in a side-by-side adjacentrelationship within the building with respect to the fifth and sixthunits, wherein a non-load bearing unit separation wall divides the firstand second units, a non-load bearing unit separation wall divides thethird and fourth units, and a non-load bearing unit separation walldivides the fifth and sixth units, and wherein a side demising loadbearing wall that divides the first and second units from the third andfourth units, and a side demising load bearing wall divides the thirdand fourth units from the fifth and sixth units.

In still a further embodiment, and still by way of example only, thereis provided a method for building a multi-unit type 5 (IBC) residentialstructure comprising the steps of: constructing a building shell havingmultiple parcels which can be arranged to configure a plurality ofindividual units within the shell; selecting a particular unit fromamong the plurality of unit options by combining individual parcels tocreate a unit; and placing a unit separation wall within the buildingshell so as to create the selected unit configuration. The step ofconstructing the building shell may also include the step ofconstructing a stair well for each possible unit, placing exteriorwindows, building a private garage space for each possible unit, andpositioning a front door for each possible unit. The step ofconstructing the building shell may also include the step of building atleast three load bearing walls of each potential unit. The method mayalso include the step of designing the multi-unit building and obtainingmunicipal permits for the construction of the shell building. The stepof selecting a particular unit may be performed by the purchaser of theunit. The method may also include the step of designing a plurality offloor plans for each of the plurality of units. The method may alsoinclude the step of selecting a particular floor plan, and the step ofselecting a particular floor plan may be performed by the purchaser ofthe unit. The method also includes the step of constructing the finishedunit and selected floor plan.

In still an additional embodiment, by way of example only, there isprovided a method for building a multi-unit three story type 5 (IBC)structure so as to provide for flexibility in selecting unit size androom layout after building the shell of the structure, the methodcomprising the steps of: designing a building with living space on thesecond and third floors of the building; dividing areas on the secondand third floor of each building into multiple parcels; designing aplurality of potential units based on possible combinations of theindividual parcels; designing a plurality of potential floor plans foreach potential unit; constructing a building shell; and offeringpotential units and potential floor plans for sale. The method mayfurther include the step of requesting and receiving zoning permits forthe building based on the design including the design of the potentialunits and floor plans. The method may also include the step of recordinga plat for the building based on the building design having multipleparcels. The method may also include the step of building an individualunit without requesting a replat of the building.

Other independent features and advantages of the multi-unit housing withintegral garage will become apparent from the following detaileddescription, taken in conjunction with the accompanying drawings whichillustrate, by way of example, the principles of the invention.

BRIEF DESCRIPTION OF THE DRAWINGS

FIG. 1 is a side cutaway view of a multi-unit building, showing optionalplacement of a unit separation wall, according to an embodiment of thepresent invention;

FIG. 2 is a side cutaway view of a multi-unit building showing oneplacement of a unit separation wall;

FIG. 3 is a side cutaway view of a multi-unit building showing a furtherplacement of a unit separation wall;

FIG. 4 is a plan view of the multi-unit building shown in FIG. 1;

FIG. 5 is a top plan view of the multi-unit building shown in FIG. 2;

FIG. 6 is a top plan view of the multi-unit building shown in FIG. 3;

FIG. 7 is a first floor plan of the multi-unit building shown in FIG. 1;

FIG. 8 is a side cutaway view of a multi-unit building, and having anoptional flooring configuration, according to an embodiment of thepresent invention;

FIG. 9 is a side cutaway view of the multi-unit building shown in FIG. 9having no unit separation wall;

FIG. 10 is a side cutaway view of the multi-unit building shown in FIG.9 showing one placement of the unit separation wall;

FIG. 11 is a top plan view of the multi-unit building shown in FIG. 8;

FIGS. 12, 13, 14, 15, 16, and 17 are top plan views of furtherembodiments of the multi-unit building shown in FIG. 8 having differentunit configurations;

FIG. 18 is a first floor plan of the multi-unit building shown in FIG.8;

FIG. 19 is a further side cutaway view of a multi-unit building,displaying a further optional flooring configuration, according to anembodiment of the present invention;

FIG. 20 is a top plan view of the multi-unit building shown in FIG. 19;

FIGS. 21, 22, 23, 24, 25, and 26are top plan views of furtherembodiments of the multi-unit building shown in FIG. 19 having differentunit configurations;

FIG. 27 is a first floor plan of the multi-unit building shown in FIG.8;

FIG. 28 is further side cutaway view of a multi-unit building,displaying still a further optional flooring configuration, according toan embodiment of the present invention;

FIG. 29 is a top plan view of the multi-unit building shown in FIG. 28;

FIG. 30 is first floor plan of the multi-unit building shown in FIG. 28;

FIG. 31 is a perspective view of a multi-unit building, according to anembodiment of the present invention;

FIG. 32 is a plan view of multiple buildings aligned in accordance withan embodiment of the present invention;

FIG. 33 is a plan view of a multi-unit housing showing the “cluster”arrangement of housing units known in the prior art;

FIG. 34 is a top plan view of a floor plan for the second floor of anindividual unit of a multi-unit building, according to an embodiment ofthe present invention;

FIG. 35 is a top plan view of an optional floor plan for the secondfloor of an individual unit of a multi-unit building, according to anembodiment of the present invention;

FIG. 36 is a top plan view of a floor plan for the third floor of anindividual unit of a multi-unit building, according to an embodiment ofthe present invention;

FIG. 37 is a top plan view of an optional floor plan for the third floorof an individual unit of a multi-unit building, according to anembodiment of the present invention;

FIG. 38 is a top plan view of a further optional floor plan for thethird floor of an individual unit of a multi-unit building, according toan embodiment of the present invention;

FIG. 39 is a top plan view of a floor plan for the third floor of alarger-sized unit of a multi-unit building, according to an embodimentof the present invention;

FIG. 40 is a top plan view of an optional floor plan for the third floorof a larger-sized unit of a multi-unit building, according to anembodiment of the present invention;

FIG. 41 is a top plan view of a still further optional floor plan forthe third floor of a larger-sized unit of a multi-unit building,according to an embodiment of the present invention;

FIG. 42 is a top plan view of a typical prior art town homeconfiguration;

FIG. 43 is a flow chart illustrating steps in a method of construction,according to a preferred embodiment;

FIG. 44 is a top plan view of two buildings having a commonly alignedcentral drive lane with one street access lane connecting with the drivelane;

FIG. 45 is a top plan view of three buildings having a commonly alignedcentral drive lane with multiple access points; and

FIG. 46 is a top plan view of three buildings having a T-shapedconfiguration of their drive lanes.

LIST OF REFERENCE NUMERALS

Wherever possible, the same reference numbers will be used throughoutthe drawings to refer to the same or like parts.

-   10 multi-unit structure-   11 townhouses (units)-   12 central drive lane-   13 private garage-   14 garage wall-   15 garage entrance-   16 vestibule-   17 stair well-   18 balcony-   19 unit separation wall-   20 second entrance/exit-   21 ground floor-   22 second floor-   23 third floor-   24 roof deck-   25 porch/patio/balcony-   26 roof-   27 garage door-   31 first unit-   32 second unit-   33 elevator-   34 window-   35 garage door-   41 front door-   51 left side-   52 right side-   55 gate/garage cover-   59 town homes-   61-68 buildings-   71-78 central drive lanes-   81-88 garage area-   90 open space-   101-104 drive space-   111 units or condominiums in a “cluster concept” design-   112 common drive-   113 garages-   114 garage openings-   121 dashed line position-   131 media room-   132 bedroom-   133 powder room-   134 pantry-   141 master bedroom-   142 second bedroom-   143 loft-   144 large second bedroom-   145 game room-   146 kitchen components-   151 master bedroom-   152 second bedroom-   153 third bedroom/loft-   154 game room-   155 alternate second bedroom

DETAILED DESCRIPTION OF A PREFERRED EMBODIMENT

The following detailed description of the invention is merely exemplaryin nature and is not intended to limit the invention or the applicationand uses of the invention. Furthermore, there is no intention to bebound by any theory presented in the preceding background of theinvention or the following detailed description of the invention.Reference will now be made in detail to exemplary embodiments of theinvention, examples of which are illustrated in the accompanyingdrawings.

The Core Design. Back-to-Back Unit Configuration Over Center Drive Laneand Garage Area

Referring initially to FIGS. 1, 8, and 19 there is shown a schematicdesign of a multi-unit structure 10 that features back to backtownhouses 11 (or units) with a concealed and covered central drive lane12, and private garages 13. FIG. 31 further illustrates a perspectiveview of such a structure. This kind of structure is generally referredto as the Core Design. This Core Design is a multi-unit structure 10that may be built using standard wood framing according to type 5 of theIBC; however other construction techniques can also be used with theCore Design. These figures illustrate common features of the Coredesign. For example, it is noted that central drive lane 12 and garages13 are located on ground floor 21. Residential areas are positionedprimarily on second floor 22 and third floor 23. However, some form ofground floor access, whether through a vestibule 16, entrance hallway,stairway landing, or other private living area, is also connected to thesecond floor living area 22. In a preferred embodiment, a ground floorvestibule 16 is connected to both the garage 13, and a front door access41. A means of moving from the vestibule 16 to the second floor 22 isalso provided, such as preferably a stairwell 17 and/or an elevator. Aprivate roof top deck 24 may be positioned on the roof 26. Optionallybalconies 18 may be connected to both second floor 22 and third floor23. Each private garage 13 includes a garage door 27 which opens ontocentral drive lane 12.

Referring especially to FIG. 24, a top or plan view corresponding toFIG. 19, a preferred embodiment of building 10 includes a first side orleft side 51 of structure 10 which comprises first units 31, which arepositioned so as to abut second units 32 generally positioned on theright side 52 or second side of the structure. (It should be appreciatedthat the terms “left” and “right” are used as a convention to assist inthe explanation of preferred embodiments as shown in the drawings.)Further each of the first units 31 abut against each of the second units32 along a unit separation wall 19, which is the back-to-backconfiguration of paired units. FIG. 24 illustrates a six-plex comprisingthree individual first unit 31 and three individual second units 32.However FIGS. 5 and 16 show alternative embodiments having a differentnumber of units although these units are also arranged with aback-to-back configuration. Referring again to FIG. 19, a set of threeunits is aligned on a first side of building 10 each of which abuts areciprocal unit aligned on the opposite, second side of building 10.

Referring now generally to FIGS. 1 through 30, these figures illustratehow many variations can be achieved in the sizing and spacing ofindividual units within a single multi-unit structure. While a detaileddescription of these embodiments is offered later, it is here noted thatpaired units, i.e., units in the back-to-back arrangement need not bethe same size. For example, by shifting the unit separation wall 19, thewall that divides the units on a given floor, one unit can be largerthan the other on that particular floor. This is shown, for example, inFIGS. 15, 17, and 26. Optionally, units can be approximately same sized,as was shown in FIGS. 5, 16, and 24. As a still further option, a singleunit can occupy the entire floor space where two units would otherwisebe positioned by eliminating the unit separation wall. This is shown,for example, in FIGS. 12, 13, 14,21,22,23, and 29.

Referring again to FIGS. 1, 8, and 19, these drawings also emphasize thespace savings, in terms of additional livable square footage, that isachieved in the Core Design. In prior art multi-unit structures such astown homes, a drive lane is open to the air. Obviously a drive lane isnot livable square footage; and further, under a typical stringentzoning ordinance, such an open drive lane is square footage that doesnot count toward the open space requirement. Hence, the drive lane underprior art designs is typically square footage that is functional but notrevenue producing, and actually hurts the project's open air space. Incontrast, the advantage of the current design is that the drive lane 12is covered by livable structure, and consequently there is living spacethat overlaps the drive lane area and connects the back-to-back units.

The covered drive lane of the Core Design also leads to other advantagesin the multi-unit housing. FIGS. 7, 18, and 27 show exemplaryembodiments of the ground floor and garage area layouts. An individualaccesses the garage area, including preferably private garage spaces 13,through a central drive lane 12. When an automobile enters the centraldrive lane 12, it is noted that the automobile is now positioned underother portions of building 10. Private garage spaces 13 front the drivelane 12 through individual garage doors 27. If desired, a layout can beconfigured that includes open parking rather than private garage spaces13, though a preferred embodiment does include private garage spaces 13with garage doors 27. Also in the preferred embodiment, each individualprivate garage space 13 also provides direct access to each unit 11associated with that private garage space 13. For example, the privategarage space 13 opens by door to a vestibule 16 or similar space such asa mud room, utility room, landing area, stair well, or other privatespace that is part of the individual unit 11. To take a further example,the vestibule 16, can also be arranged so as to run along a back wall ora side wall of private garage space 13.

In a further preferred embodiment, central drive lane 12 may be coveredwith an entry gate 55 security gate or covering. The entry gate 55 canbe attached to the exterior ground floor walls of building 10 and allowsaccess to central drive lane 12. A vehicle driver would typically openentry gate 55 by known control means such as radio or electronic signalconnected to an electro-mechanical opening means. Aesthetically, entrygate 55 acts to hide or conceal central drive lane 12 and the internalprivate garage spaces 13. Thus an observer positioned outside thebuilding does not observe the series of garages positioned within thebuilding. The gate 55 may additionally blend with the external walls ofstructure 10 for a pleasing architectural effect.

Referring to FIG. 31, it should be appreciated that structure 10incorporates a number of desirable architectural features. Structure 10has a concealed garage area; the drive lane 12 and individual privategarages 13 are generally hidden by an external garage wall 14 and gate55. The structure itself may have just a single garage entrance 15.Moreover, garage entrance 15 is positioned with respect to the completebuilding so that it is a side entrance rather than a front entrance; andthus garage entrance 15 is further hidden from the street view. Thelayout enhances the visual effect or “curb appeal” of structure 10.Referring to FIGS. 7. 18, and 27 it is noted that the residential unitsincorporate a ground floor front door 41. The design, however, can becustomized so as to allow front door 41 to provide access to any numberof different areas such as a vestibule 16, a stair well landing, ordirectly to private garage 13. Each unit 11 in FIG. 31 may include apersonal balcony 25. As illustrated in other drawings, the structure 10could include a roof top deck 24 for each unit 11. The overall structure10 in these figures has 4-sided architecture. Thus the building 10avoids the dreary appearance of a dormitory or barracks.

An additional advantage of the Core Design is that the total structurecan be built on a single foundation. Both the first floor section 21,incorporating the drive lane 12 and the attached private garages 13, andthe above-ground residential portion of the building (second and thirdfloors 22 and 23) can rest on the same foundation. Unlike other priorart buildings, there is no need for two foundations, one supporting agarage and a second foundation supporting the residence. Although loadbearing walls can be placed in different locations, in a preferredembodiment, the four external walls of the overall building structureare load bearing walls. The demising wall is also preferably a loadbearing wall. The demising wall is that wall which divides units thatare positioned in the adjacent side-to-side arrangement within astructure. The demising wall 500 is noted in FIGS. 12-17 and FIGS.21-26. However, the unit separation wall 19 which divides unitsconnected in the back-to-back arrangement is not a load bearing wall.

Referring again to FIG. 11, there is described a further feature of theCore Design. In dashed lines 121, FIG. 11 notes three possible positionsfor the unit separation walls 19. These possible positions divide thatfloor into eight possible parcels, A, B, C, D, E, F, G, and H. Thus, thebuilding can be permitted and platted with such a parcel configuration,and likewise the building can obtain zoning approval with this parcelconfiguration. Then, at a later time, individual parcels can be combinedso as to create a unit. For example, after the shell of the building hasbeen constructed, a consumer can select a unit size by combing parcels Aand B, or by combining parcels A, B, and C, or by combining parcels A,B, C, and D. Obviously a variety of parcel configurations andcombinations are possible. However, in terms of constructing the finalunit, once the unit size has been selected, there is no need for furtherplatting or zoning approval because the unit is just a combination ofpreviously established parcels. This is one of the advantageousdevelopments of the building and building system for multi-unitstructures described herein.

Window Configuration

The Core Design just described also provides advantages over prior artdesigns with respect to window configuration and usage. FIG. 42illustrates a typical prior art town home design. A series of town homes59 are laid out in a generally side-to-side alignment. An uncovereddrive space, and perhaps an attached private garage, abuts the rear ofeach town home. The front of the building faces a public street, and thebuilding front can thus be ornamented in a desirable fashion. However,the interior units, those units other than the end units, share two sidewalls with each neighbor and therefore only have forward and rearwardwindow configurations. Additionally the prior art town homeconfiguration is characterized by individual units that are long andnarrow or shaped like a “bowling alley.” A typical width of this townhome design is typically 16 to 20 feet, and often approximately 17 feet.Developers tend to make them as narrow as possible to fit a maximumnumber of units on a lot. This narrow shape limits the possibilities forvaried room layouts within the unit, another undesirable feature. Alsothis design of prior art town home typically has several shortcomings.The design emphasizes architecturally only a single exterior wall; ithas only front and back windows for the majority of units, and the unitsare generally narrow. Contrast that now with the Core Design shown forexample in FIGS. 21-26. Multiple units now have 2 contiguous windowwalls, a front and a side. The general layout of the unit 11 haswidened, now approximately 25 feet, but preferably between approximately24 to 28 feet. It has widened compared to that of the prior art narrowtownhome. This wider unit arrangement allows for much more flexibilityin the interior arrangement of rooms, as discussed further herein.Additionally, the entire building stands as a unit in that it presents 4sides for observation; hence the design is recognized by thearchitectural term of “4-sided architecture.” Each side of the buildingis equally important architecturally, and all sides can be dressed up.Thus the new design is desirable from an architectural standpoint. Froman economic standpoint, however, the Core Design also achieves densityfactors at least as good as, and often superior to, the prior art“bowling alley” concept. Thus the Core Design concept enhances both theaesthetics and the commercial value of the property.

Maximized Open Space in Lot

Referring next to FIG. 32, there is shown a plan view of multiplestructures, each of which is built according to an embodiment of thepresent invention. FIG. 32 usefully illustrates the space optimizationthat can be achieved in a single construction project when a number ofindividual buildings are arranged in a selected layout. For example,FIG. 32 illustrates individual buildings 61, 62, 63, 64, 65, 66, 67, and68. Each building covers a drive lane, 71, 72, 73, 74, 75, 76, 77, and78. And each building includes garage area 81, 82, 83, 84, 85, 86, 87,and 88. The buildings 61-68 are positioned within a common open space90. Further, each of the buildings is connected by open air driveway101, 102, 103, 104 and 110. It may also include public parking areas107.

In order to obtain approval in many municipalities, a site plan such asFIG. 32 must demonstrate a minimum amount of common open space 90.However, spaces such as open air driveways 101-104 do not count to theopen space. Parking areas 107 do not get credit as open space. And,although the design in FIG. 32 does not have an exterior detachedgarage, such a structure typically does not count to the open spacerequirement. Other code requirements typically require that drive spacesand roadways have a minimum dimension so as to allow for good trafficflow and safe vehicle maneuvering and turning. Further, every amount ofsquare footage that is devoted to non-livable space, spaces such asdriveways and garages, is space that is also lost as a potential sourceof revenue. Advantageously, the design and configuration of FIG. 32incorporates several novel features that maximize both open space andlivable square footage.

The design of FIG. 32 has covered drive lanes 71-78. The ground squarefootage of this area is captured as livable space in the second andthird floors of the structure. Thus, this is space that is not lost interms of the ability to produce revenue. Additionally, the individualbuildings are aligned so that open air driveways 101-104 only cover aminimum of area. This is achieved by aligning certain of the variousbuildings such that the covered drive lanes of the buildings are inalignment. For example buildings 61, 62, and 63 are linked by drivespace 101 and 102. These buildings are positioned so that theirrespective drive lanes, 71, 72, and 73, are set along the same line. Avehicle, turns off driveway 105, and enters building 61 through itsgarage entrance 15. The vehicle then proceeds through building 61 alongthat building's central drive lane 71. Building 61 includes a secondentrance/exit 20, and the vehicle exits building 61 therethrough.Continuing in the same straight line, the vehicle passes across drivespace 101 and then enters building 62 through its side entrance. Thevehicle continues through building 62, passing along that building'scentral drive lane 72 until it passes out of that building onto drivespace 102. The vehicle can continue in a straight line into building 63.Building 63 has only a single side entrance. Note that drive space 102is only the minimal area needed to provide a straight drive connectionbetween buildings 62 and 63. Referring again to drive space 101, it isnoted that this space also connects with building 64. Thus, if thevehicle driver had instead wished to proceed to that building, thevehicle would have turned upon exiting building 61 and proceeded alongdrive space 101 until reaching the side entrance for building 64. It canalso be noted that drive spaces 101 and 102 are the flipped mirror imageof drive spaces 103 and 104. Thus, all buildings in this plan arearranged for a minimum drive space configuration.

Building constructed according to embodiments of the Core Design can beconfigured in a variety of ways to further minimize open air space. Somefurther examples building arrangements are also shown in FIGS. 44through 46. FIG. 44 shows the arrangement in which two buildings 435share a common drive lane 431 that connects with the central drive lane432 within each building. Thus the external drive lane 431 and theinternal drive lanes 432 are in alignment. A street access lane 433meets the external drive lane 431 in a T-shaped intersection. FIG. 45shows the situation in which three buildings 445 share a common drivelane 441. It is noted that two access lanes 443 positioned betweenneighboring buildings 445 intersect with drive lane 441 at T-shapedintersections, but that each of the two access lanes 443 lead inopposite directions away from drive lane 441. In addition to enteringthe buildings through access lanes 443, the buildings 445 may also beentered through entrances 446 at opposite ends of the buildingconfiguration. Finally, FIG. 46 shows a further configuration in which adrive lane 451 positioned within three buildings 455 has a T-shape. Thustwo of the buildings 455 have central drive lanes 452 that are inalignment, though central drive lane of the third building is generallyat 90 degrees to this alignment. It is further noted that entrances 456may be positioned within any of the buildings.

Shell Lot Flexibility

Referring again to FIGS. 1 through 30, there are displayed a variety ofunit layouts that may be configured in a single building structure.FIGS. 5 and 6 illustrate a building with two units. In FIG. 5 the unitsare approximately equal sized; and in FIG. 6 one unit is made largerthan the paired unit by adjusting the location of the unit separationwall as compared with its positioning FIG. 5. It is noted that the floordenoted in FIGS. 5 and 6 may be either the second or third floors orboth floors. Next, FIGS. 12 through 17 show a variety of unitconfigurations in a building having three or four units. Again, fourunits of equal size can be configured within a single building as shownin FIG. 16, or, four units of varying size can be created as in FIGS. 15and 17. Still further, one larger unit can be created, as in FIGS. 12,13, and 14. This is done by eliminating one dividing wall. Though notillustrated, a structure may also be created with just two units in thissized building. Next, a single unit may also be created with up to sixunits. FIG. 24, for example, shows a single building structure in which6 equally sized units are positioned, with three units aligned on oneside of the building, and three units aligned on the opposite side ofthe building. The units are positioned in a back-to-back configuration.FIGS. 25 and 26 show alternative configurations in which the six unitshave varying size. Further, FIGS. 21, 22, and 23 shows how two units mayactually be combined so as to create a single large sized unit. Alsothose figures illustrate how the positioning of the single large-sizedunit can be varied with respect to paired units; the large unit may bepositioned on a side location as in FIG. 21 or it may have the interiorposition as in FIG. 22. A large unit may also be configured in a cornerposition as in FIG. 23

The flexibility in unit configuration illustrated above has significanteconomic potential for a project developer. This is because theflexibility allows the purchasing public, the open market, to determinethe optimum configuration. For example, if there is a higher demand forlarger units such that purchase price per square footage is maximized byconfiguring more large units (and allowing for any loss in price persquare footage from smaller units that may be in a back-to-backarrangement with the larger unit), then the building can be finished soas to create the larger units. Or, alternatively, if there is a highermarket demand and consequently an economic premium for middle-sizedunits, the buildings can be finished accordingly. The same shellbuilding structure is initially built in either case. Note that theouter boundaries of the structure are all the same in each of thesefigures. Finish work, and in particular the placement of the dividingwall between back-to-back units (or the elimination of a dividing wall)that sets the array of unit size, is delayed until the units are offeredfor sale, for example through the display of model units located on thesite. Then, once actual sales or sales projections based on other salesare obtained, the builder can then complete the building interiors. Thisflexibility also allows a builder to more efficiently use work crews inthat the buildings need not be completed, start-to-finish, all at thesame time; instead once a unit is ordered a work crew can be hired tofinish that unit.

The term “shell lots” describes how the building shell of a multifamilybuilding is divided up into potential lots or parcels within thatbuilding. The assemblage of contiguous lots makes up each individualunit 11 or home. These home configurations comprise a kind of jigsawpuzzle, see for example the variety of configurations in FIGS. 21-26,that offers a significant degree of flexibility, and possibility ofincreased profit, to the builder. Structural systems such as mechanical,plumbing, fire sprinkler, window placement, balconies, and elevationsare designed with respect to the shell of the building in a manner thatthe buyer can choose a particular unit configuration without incurringany additional costs or delays in construction.

In a preferred application of the shell lot concept, the building ispre-platted with multiple parcels that form the possible units, suchthat when a buyer chooses the home size, the parcels are combined intoone said unit and the building does not need to go through a platamendment or replatting. This avoids delays and carrying costs. Withoutthis flexibility, the developer and buyer could experience significanttime delays and costs arising from surveying expense, plat amendment,re-recording of the plat, amendment of the public report, architecturaldrawings, city approvals, and city re-inspections. Depending on howquickly the municipality works, this time savings could be up to 12months. This can be a significant savings in terms of carrying cost,overhead, and administration expenses.

Some further details in the design and construction of the shell lotexplain the ease with which a variety of unit sizes, and later floorplans, can be created within a single building structure. With respectto the structural system, for a type 5 building the load bearing wallsare on the outside of the shell configuration. No internal walls withina given unit bear structural weight. This allows for the moving of wallsto determine unit size in the shell lot configuration. With respect tothe floor joist system, an open web floor joist system is preferablyemployed. This allows for easy placement and movement of mechanical,plumbing, electrical, and fire sprinkler systems. The HVAC system ispreferably positioned on the roof. Additionally the HVAC placement issuch that chases and runs can be placed regardless of the unit sizeselected. The exterior front door is also positioned such that it neednot be moved in the various units; rather it is the unit separation wallthat moves. Stair well placement, an important aspect to the structuralengineering of a building (especially a type 5 building), is fixed. Thevarious units and room configurations are drawn to accommodate the stairwell placement. It is finally noted that this unique system andstructure can nevertheless accommodate known construction methods, suchas used in type 5 building structures, such that a number ofsubcontractors can competitively bid on the project. This assists inkeeping construction costs low.

The variation in units within a building or set of neighboring buildingsprovides a further advantage to those projects that employ this concept.This diversity in dwelling sizes adds an organic feel to the overallproject. Where, for example, neighboring buildings are varied between3-plexes, 4-plexes, 5-plexes, and 6-plexes (and even including others),this alternation in size also adds to the flowing and natural feel ofthe space. This organic and natural feel of such a project is incontrast with the dormitory or barracks-like layouts of other apartmentdwellings.

It is to be appreciated that the shell lot flexibility described aboveis different from mere remodeling work. Remodeling work has of coursebeen known in the past; and in typical remodeling work it is requiredthat walls, whether load bearing or non-load bearing, be eliminated ormoved so as to open up and change the floor plan. Remodeling work istypically expensive and often not economically cost effective in thatvarious environmental and sanitary systems may need reworking. If forexample plumbing lines must be repositioned, mechanical ductwork bereconfigured, or electrical feeds relocated, the cost is significant andsometimes prohibitive, especially in the finishing steps of multi-unithousing.

In contrast to remodeling work, the Core Design is initially constructedin the building shell such that the unit separation wall, the wall thatdivides pairs of units in their back-to-back positioning, can berepositioned during construction. Advantageously, the Core Designstructure is built such that load bearing walls are the external wallsfor a given unit, excepting the unit separation wall that divides pairedunits. Thus, after the shell structure has been constructed, a buildercan determine a final position for the unit separation wall-or whetherto place a unit separation wall at all. In a preferred embodiment theflexibility in the final positioning and setting of a unit separationwall is limited to a set number of optional positions such that the unitseparation wall can be moved to any one of several predeterminedpossible locations without need to move a load bearing wall. Thispreferred embodiment thus allows a builder to make a rough installationof certain systems such as electrical/power input, plumbing systems, andenvironmental control systems. This final positioning of the unitseparation wall does not entail any reconfiguring or repositioning ofthe main mechanical, plumbing, and electrical systems.

The designed flexibility of unit separation wall positioning isillustrated by FIGS. 4, 11, and 20. In dashed lines 121, these figuresillustrate possible locations for the final position of unit separationwall 19. The dashed lines 121 are positioned such that the selection ofany one of these positions does not alter the structural engineering ofthe building. Further, these pre-allowed positions are also set so thata selection of any of them would not require movement of the mainmechanical, plumbing, or electrical systems. Thus, shell lot flexibilityfirst allows flexibility in terms of paired unit sizing. However, theshell lot flexibility is also advantageous in terms of constructionmanagement. The shell of the building, along with basic mechanical,plumbing, and electrical systems, can be built first. Then, later, oncefinal unit size is set, the remainder of the interior of each unit,including construction of the unit separation wall, can take place.

Illustrating this construction method, reference is now made to the flowchart in FIG. 43. First considering step 403, this step entailsconstruction of a shell lot. The construction allows for possiblealternative positioning of a unit separation wall. In the following step404, a consumer (or other decision-maker) selects a unit option. Thisacts to determine the unit size. After selecting the unit size, in asubsequent step 406, the builder places the unit separation wall so asto create at least one unit having the desired option selected by theconsumer. It is noted that the consumer can also select a floor plan,step 405, when selecting the unit size, though this is not arequirement. Thus step 405 can actually take place after step 406.However, it is expected that in most cases, the consumer would selectfloor plan options at a time in close proximity to selecting the size.Returning to the top of the flow chart, it is also noted that theprocess can begin with the developer creating a design for themulti-unit building, step 401. This design denotes the various parcelswhich relate to each possible unit option. Then, even beforeconstruction begins, the developer can obtain the necessary permits andplats, step 402, related to the design.

It will be appreciated by those skilled in the art that a significantadvantage realized by the feature of shell lot flexibility relates tothe construction approval process. It is possible to have the designsfor a Core Design type project pre-approved before construction begins.Further, the pre-approval would allow for variations in the unitselection. This represents the potential for a significant time savingsand therefore savings in construction carrying costs for the builder.Thus an additional step is a pre-approval of lots.

Custom Urban Floor Plans

In a further embodiment, the Core Design also provides for flexibilityin the selection of a particular floor plan for a given unit size. Oncean individual consumer has decided on which unit size option he or sheprefers, for that unit size the consumer may choose from a furtherselection of floor plans. Referring next to FIGS. 34-42, a selection ofpossible floor plans is illustrated. Thus, once the builder haspositioned a unit separation wall and set a given unit size, the buildercan also finish each of these units according to a variety of floorplans.

An example of this is illustrated through FIGS. 34-38. These figuresrelate generally to one embodiment of a unit having approximately 2300square feet in total space. Each of the floors has approximately 1050square feet, and the additional square footage is provided on the groundfloor. Speaking initially with respect to FIGS. 34 and 35, these floorplan options relate to options for the second floor. The consumer (orother decision-maker), having selected the unit size, can also determinewhich floor plan is preferred. For example, FIG. 34 provides a floorplan having a media room 131. The other option, FIG. 35, provides abedroom 132 on the second floor. Other differences include a powder room133, FIG. 34, or a pantry 134, FIG. 35. This example is illustrativeonly, and it is noted that other kinds of floor plans are possible.

Referring next to FIGS. 36, 37, and 38, there are shown possible floorplans for the third floor of the unit. FIG. 36 provides an option withthree bedrooms, a master 141, a second 142, and a loft 143. FIG. 37 isan option with two bedrooms, a master 141 and a relatively large secondbedroom 144. FIG. 38 is an option with a single master bedroom 141 and agame room 145.

It will be appreciated by those skilled in the art, that each of thesefloor plan options can be constructed to the same shell. Moreover, eachof the layouts is selected so as to be compatible with the constructionstage that is achieved when building the shell. For example, keycomponents such as windows 34, stairways 17, elevators 33, balconies 25,and kitchen components 146 are similarly positioned in each of the floorplans. Again, load bearing walls are the external walls, and in thismanner the shell can be built and supported without need for placementof unit separation walls. In this manner the builder can first build theshell and then defer building the final floor plan until theconsumer/marketplace allocates the optimal floor plan layout.

Referring next to FIGS. 39-41, there are shown still further optionalfloor plans for a larger-sized unit in a multi-unit building. FIG. 39illustrates a first optional floor plan for the third floor of such aunit; this floor plan includes a master bedroom 151, second bedroom 152,and third bedroom/loft 153. The option shown in FIG. 40 offers a masterbedroom 151, second bedroom 152, and game room 154. FIG. 41 shows afurther option with a master bedroom 151 and second bedroom 155. Theconsumer is free to choose from among these options for the third floorin a larger-sized unit.

A method of construction can be identified that embodies the selectionand construction from among the floor plan options. First, a builderconstructs the building shell. At some point, concurrent with shellselection or at a later time, a unit size is defined. As described inthe previous section, this would preferably be done by the consumer. Itwill be appreciated, however, that a first consumer may select a givenunit size, and in so doing the consumer defines where the unitseparation wall is to be placed. Having done that, the size of thepaired unit, the unit that is positioned back-to-back is also defined.Thus, a certain group of consumers may select a floor plan without alsohaving selected the unit size. Once a unit size is determined, theconsumer (or other decision maker) can next select a floor plan. At thispoint, the builder can finish construction of the entire unit.

The custom floor plan flexibility gives the builder further advantagesin building a multiunit project. First, by giving the consumer furtheroptions from which to select from, the builder increases the likelihoodthat units will be sold and sold quickly. Quick sales reduce carryingcosts for the project and increase its profitability. Further, thebuilder has additional flexibility in construction and the relatedcosts. For example a builder need not incur the construction costs, bothlabor and materials, for finishing a unit, until that unit is sold. Inthis manner, carrying costs can be minimized by minimizing the timebetween construction and the closing of the unit. And again, in thepreferred method of building custom urban floor plans from a set numberof pre-designed options, the builder can have building permits andapprovals in place well before the actual construction takes place. In apreferred embodiment, if there are any permit problems with a proposedunit design, the builder determines that during the planning/approvalprocess for the entire project before any significant costs have beenincurred with respect to the particular unit.

While the invention has been described with reference to a preferredembodiment or embodiments, it will be understood by those skilled in theart that various changes may be made and equivalents may be substitutedfor elements thereof without departing from the scope of the invention.In addition, many modifications may be made to adapt a particularsituation or material to the teachings of the invention withoutdeparting from the essential scope thereof. Therefore, it is intendedthat the invention not be limited to a particular embodiment disclosedas the best mode contemplated for carrying out this invention, but thatthe invention will include all embodiments falling within the scope ofthe appended claims.

1. A multi-unit, multi-floor housing structure built according to type 5(IBC), wherein the housing structure is built under a zoning codesetting minimum open air requirements and maximum height requirements,and wherein the structure has two fronts and two sides, the structurecomprising: a ground floor having a central drive lane and privategarage spaces positioned with garage doors opening on either side of thecentral drive lane; an exterior wall substantially surrounding theground floor so as to restrict the view of the drive lane and garagedoors from the exterior of the structure; a side entrance to the centraldrive lane; a plurality of living units positioned in the floors abovethe ground floor, each unit associated with an individual privategarage; a vestibule area positioned on the ground floor, connected tothe private garage space and providing access to the floor of the unitabove the garage space; and wherein a first set of units are configuredso as to have a front facing wall aligned along a first side of thestructure, and wherein a second set of units are configured so as tohave a front facing wall aligned along a second side of the structure,such that the first set of units are positioned in a paired back-to-backconfiguration with respect to the second set of units with a unitseparation wall dividing each of the paired back-to-back units.
 2. Themulti-unit, multi-floor housing structure according to claim 1 furthercomprising a ground floor entry door for each unit wherein the entrydoor opens to the vestibule room.
 3. The multi-unit, multi-floor housingstructure according to claim 1 further comprising a roof top deckconnected to each unit.
 4. The multi-unit, multi-floor housing structureaccording to claim 1 further comprising a balcony connected to each uniton the second floor or the third floor.
 5. The multi-unit, multi-floorhousing structure according to claim 1 further comprising a gatepositioned on the ground floor so as to cover the central drive laneentrance.
 6. The multi-unit, multi-floor housing structure according toclaim 1 wherein the unit separation wall dividing each unit in a pairedback-to-back arrangement is a non-load bearing wall.
 7. The multi-unit,multi-floor housing structure according to claim 1 wherein each unit issurrounded by three load bearing walls and one unit separation wall. 8.A three story multi-unit type 5 (IBC) building comprising: a buildingshell having four external load bearing walls; a plurality of unitspositioned within the building shell, wherein at least some of theplurality of units are positioned in a paired back-to-backconfiguration, such that two individual units in the paired back-to-backconfiguration are divided by a non-load bearing unit separation wall,and wherein at least some of the plurality of units are positioned in aside-by-side adjacent configuration such that units in the side-by-sideadjacent configuration are divided by a load bearing side demising wall;a central drive lane positioned on the ground floor below the secondfloor of the building; a plurality of private garage spaces havinggarage door openings wherein each private garage space is positioned oneither side of the central drive lane such that its garage door opensonto the drive lane, and wherein each private garage space is associatedwith an individual unit; a vestibule associated with each individualunit, the vestibule connected to each private garage space, and eachvestibule connected to the second floor of its associated unit; a firstfloor front door associated with each unit providing access between thebuilding exterior and the vestibule; and wherein the building structureconceals the ground floor garage from view from the exterior of thebuilding structure.
 9. The building according to claim 8 having twoindividual units configured in the back-to-back arrangement.
 10. Thebuilding according to claim 8 having three individual units wherein twoof the three units are configured in the paired back-to-backarrangement, and wherein the third unit is configured in a side-by-sideadjacent relationship with the two back-to-back units such that a sidedemising load bearing wall is positioned between the third unit and thetwo back-to-back units.
 11. The building according to claim 8 havingfour individual units wherein the first and second of the four units areconfigured in a paired back-to-back configuration, and the third andfourth of the four units are also configured in a paired back-to-backconfiguration, and wherein the first and second units are positioned ina side-by-side adjacent relationship within the building with respect tothe third and fourth units, and wherein a non-load bearing unitseparation wall divides the first and second units and a non-loadbearing unit separation wall divides the third and fourth units, andwherein a side demising wall that is load bearing divides the first andsecond units from the third and fourth units.
 12. The building accordingto claim 8 having six individual units configured such that the firstand second of the four units are configured in a paired back-to-backconfiguration, the third and fourth of the four units are configured ina paired back-to-back configuration, and the fifth and sixth of the fourunits are configured in a paired back-to-back configuration, wherein thefirst and second units are positioned in a side-by-side adjacentrelationship within the building with respect to the third and fourthunits, and the third and fourth units are positioned in a side-by-sideadjacent relationship within the building with respect to the fifth andsixth units, wherein a non-load bearing unit separation wall divides thefirst and second units, a non-load bearing unit separation wall dividesthe third and fourth units, and a non-load bearing unit separation walldivides the fifth and sixth units, and wherein a side demising loadbearing wall that divides the first and second units from the third andfourth units, and a side demising load bearing wall divides the thirdand fourth units from the fifth and sixth units.
 13. A method forbuilding a multi-unit type 5 (IBC) residential structure comprising thesteps of: constructing a building shell having multiple parcels whichcan be arranged to configure a plurality of individual units within theshell, wherein the building comprises a building shell having fourexternal load bearing walls; a plurality of units positioned within thebuilding shell, wherein at least some of the plurality of units arepositioned in a paired back-to-back configuration, such that twoindividual units in the paired back-to-back configuration are divided bya non-load bearing unit separation wall, and wherein at least some ofthe plurality of units are positioned in a side-by-side adjacentconfiguration such that units in the side-by-side adjacent configurationare divided by a load bearing side demising wall; a central drive lanepositioned on the ground floor below the second floor of the building; aplurality of private garage spaces having garage door openings whereineach private garage space is positioned on either side of the centraldrive lane such that its garage door opens onto the drive lane, andwherein each private garage space is associated with an individual unit;a vestibule associated with each individual unit, the vestibuleconnected to each private garage space, and each vestibule connected tothe second floor of its associated unit; a first floor front doorassociated with each unit providing access between the building exteriorand the vestibule; and wherein the building structure conceals theground floor garage from view from the exterior of the buildingstructure; selecting a particular unit from among the plurality of unitoptions by combining individual parcels to create a unit; and placing aunit separation wall within the building shell so as to create theselected unit configuration.
 14. The method according to claim 13wherein the step of constructing the building shell further comprisesconstructing a stair well for each possible unit, placing exteriorwindows, building a private garage space for each possible unit, andpositioning a front door for each possible unit.
 15. The methodaccording to claim 13 wherein the step of constructing the buildingshell further comprises building at least three walls of each potentialunit.
 16. The method according to claim 13 further comprising the stepof designing the multi-unit building and obtaining municipal permits forthe construction of the shell building.
 17. The method according toclaim 13 wherein the step of selecting a particular unit is performed bythe purchaser of the unit.
 18. The method according to claim 13 furthercomprising the step of designing a plurality of floor plans for each ofthe plurality of units.
 19. The method according to claim 18 furthercomprising the step of selecting a particular floor plan.
 20. The methodaccording to claim 19 wherein the step of selecting a particular floorplan is performed by the purchaser of the unit.
 21. The method accordingto claim 18 further comprising the step of constructing the finishedunit.
 22. A method for building a multi-unit three story type 5 (IBC)structure so as to provide for flexibility in selecting unit size androom layout after building the shell of the structure, the methodcomprising the steps of: designing a building with living space on thesecond and third floors of the building; dividing areas on the secondand third floor of each building into multiple parcels; designing aplurality of potential units based on possible combinations of theindividual parcels; designing a plurality of potential floor plans foreach potential unit; constructing a building shell; and offeringpotential units and potential floor plans for sale.
 23. The methodaccording to claim 22 further comprising the step of requesting andreceiving zoning permits for the building based on the design includingthe design of the potential units and floor plans.
 24. The methodaccording to claim 22 further comprising the step of recording a platfor the building based on the building design having multiple parcels.25. The method according to claim 22 further comprising building anindividual unit without requesting a replat of the building.
 26. Themethod according to claim 22 wherein the building is designed with aplurality of potential units such that the building comprises: a shellhaving four external load bearing walls; a plurality of units positionedwithin the building shell, wherein at least some of the plurality ofunits are positioned in a paired back-to-back configuration, such thattwo individual units in the paired back-to-back configuration aredivided by a non-load bearing unit separation wall, and wherein at leastsome of the plurality of units are positioned in a side-by-side adjacentconfiguration such that units in the side-by-side adjacent configurationare divided by a load bearing side demising wall; a central drive lanepositioned on the ground floor below the second floor of the building; aplurality of private garage spaces having garage door openings whereineach private garage space is positioned on either side of the centraldrive lane such that its garage door opens onto the drive lane, andwherein each private garage space is associated with an individual unit;a vestibule associated with each individual unit, the vestibuleconnected to each private garage space, and each vestibule connected tothe second floor of its associated unit; a first floor front doorassociated with each unit providing access between the building exteriorand the vestibule.
 27. A multi-building housing project configured tomaximize open air space and minimize drive space, the projectcomprising: a first multi-unit, multi-floor housing structure buildingaccording to type 5 (IBC) having a ground floor central drive lane withan alignment; a second multi-unit, multi-floor housing structure builtaccording to standard 5B (IBC) having a ground floor central drive lanewith an alignment; wherein the alignment of the first central drive laneand the alignment of the second central drive lane are substantially thesame; and an exterior drive lane in substantial alignment with the firstcentral drive lane and the second central drive lane wherein theexterior drive lane connects the first and second central drive lane.28. The multi-building housing project according to claim 27 whereinvehicular access to the second building must pass through the centraldrive lane of the first building.
 29. The multi-building housing projectaccording to claim 27 wherein a street access lane intersects theexterior drive lane at a substantially right angle.
 30. Themulti-building housing project according to claim 27 further comprisinga third multi-unit, multi-floor housing structure built according tostandard 5 (IBC) having a ground floor central drive lane with analignment, wherein the alignment of the first central drive lane, thealignment of the second central drive lane, and the alignment of thethird central drive lane are substantially the same; and whereinvehicular access to the third building must pass through the centraldrive lanes of the first and second buildings.
 31. The multi-buildinghousing project according to claim 27 further comprising a thirdmulti-unit, multi-floor housing structure built according to standard 5(IBC) having a ground floor central drive lane with an alignment,wherein the alignment of the first central drive lane and the alignmentof the second central drive lane are substantially the same, and thealignment of the third central drive lane is substantially at a rightangle to the alignment of the first and second drive lanes; and a secondexterior drive lane that connects with the third central drive lane andintersects the exterior drive lane between the first and secondbuildings.